Building Stages
Build Stage 1 – Base
Although it might not look it, the base stage is the most important stage of your build. After all, it is this stage that forms the foundation for everything else to be built upon. Once building has begun, it is very difficult to alter the base! Base stage includes the following :-
Temporary fencing
A good first indication that work is going to begin imminently is when a temporary fence is erected around your site. This is a safety requirement for all types of work, and the fence must be secured – with no gaps – at all times. Responsibility for maintaining this fence is your builders.
Portable Toilet
To service the builders on site, a portable chemical toilet will be delivered. This is usually located near the front of your block, just inside the temporary fencing. These toilets are the same kind you’ll find at festivals, so if you’re claustrophobic you might want to wait until you’re home!
Site Clearance
In order for ground work to commence, your site needs to be cleared. It’s not uncommon for builders to charge extra if your site is littered with rubbish/debris. However, most will advise you in advance if this is required, while a small percentage of builders will factor site clearance/rubbish removal into their quote.
Excavation
The excavation stage of building will see your site levelled, topsoil removed, and the site ready for drainage to be channeled and installed. Most builders will only clear and excavate within the building envelope, the area designated to build upon and nothing else. If you require more ground work, this is done at cost.
Drainage & Pipe Work
Once your site is levelled and cleared, the plumbing contractor will dig trenches, lay & connect all underground drainage/plumbing pipework, and backfill the trenches. The end result will be a level lot with a series of vertical pipes visible from the ground.
Cut & Fill
Once the plumbing contractors have completed their stage of the job, an excavator will be brought onsite to create a rough outline of the foundation footprint. After this is done, your lot will be ready for slab construction.
Peg Out
Completed by a qualified surveyor or the concrete slab contractor, the peg out phase sees multiple reference pegs put into the ground and connected with a luminous string. This network of pegs forms the outline of where the foundation will be laid.
Silt Barriers
Stilt Barriers are often installed along the perimeter of your site to ensure any site water runoff doesn’t enter into neighbouring properties, plots or onto public footpaths & drains.
Power Supply
With the slab construction yet to commence, an electrical contractor will attend the site to install your meter box. For the interim, your meter box will be installed on a pole in the position that will later become one of your walls. During this time, the electrician will also connect your site to the mains power supply.
Retaining Walls
Not a must for every site, but a necessity for sites that are elevated or have a large step to the neighbouring site. This retaining wall will only be installed if there is a chance that your site could slip or merge with the neighbouring site.
Slab Construction
This is the exciting stage. First, a concrete slab contractor will assemble a wooden frame around the pegged outline of your property, before lining it with black PVC plastic. Most slabs are not solid all the way through, so it’s common for them to install filler material, such as polystyrene blocks, which is then covered with a mesh of reinforcing bars, suspended by plastic risers.
Build Stage 2 – The Frame
After the slab has been laid, the most notable sign that your build is progressing is the frame. A frame for an average, single story home takes approximately one day to be completed. For a two story home, the build time is more like two- to five days depending on the complexity of the build. The following are normally included as part of the Frame Stage :-
External & internal frames
Frame walls are a series of upright beams, joined together by noggins (smaller pieces of wood), to form a sturdy frame for either the external wrapping or internal plasterboards to be fixed to. These frame walls also form an area for windows and doors to be fixed to.
Installation of Windows & Doors
Once the frame walls have gone up, your windows and doors are then able to be installed. This usually happens during or shortly after the framing stage. In some cases, builders will install temporary doors in preparation for Stage 3.
Electrical box fixed in place
At this stage, the electrical fuse box that was fixed to the pole during the concrete slab prep stage is now incorporated into the frame of your home.
Floor joists (if double story)
Building a double story? If so, you’ll notice the upstairs floor joists will have been installed. Your second level frame will be constructed on top of this series of upright structures.
Cladding
Got cladding? It’s at this stage your wooden cladding will be installed.
Floor boarding (If double story)
If you’re building a double story dwelling, the second story’s floorboards – which are generally chipboard – will be laid on top of the floor joists and securely nailed into place.
Build Stage 3 – Lock Up
Lock up is the stage that most owners start to get excited. They get excited because they can see what looks like a close to complete home, however the build is only half complete! At this stage, you can expect the following to have been completed:
Building Wrap
Building wrap, which is a special type of reinforced paper, is used to protect the building. Known to the trades as sisalation paper or Sarking, building wrap often has a reflective surface and thermal properties. Windows (if not part of Stage 2) are attached to the frame.
Roof
It’s at this stage the roof, along with any flashing, gullies, tiles, tin and insulation, will be installed. Often times if no issues are encountered, or if the roof isn’t oversized, this job is completed within one day.
Walls
From here the brickwork, cement sheets, blocks or insulation system is installed. While some builders will also include the render or render base coat, others will not so it’s worth confirming this with your builder.
Facia boards
Facia boards and soffit boards (for homes with eves) are fitted. The purpose of these boards is purely aesthetic, providing a neat appearance for any overhanging or exposed elements in the design of the house.
Gutters
Part of the roof, it’s likely that gutters will be installed at this stage too. However, the downpipes that connect your roof gutter to the drain will usually be left until later in the build. Any builder worth their salt will install temporary plastic bags to avoid water pooling which can cause damage to the site.
Doors
Although external doors are able to be installed at this stage, it’s more likely the builder will opt to install temporary ones. This will prevent your costly, decorative doors incurring any potential damage. Rest assured that the temporary doors will be replaced with your decorative doors prior to final inspection.
Brickwork
If you’ve chosen brickwork veneer or a rendered finish for your home, it’s likely that this will also be completed at this stage. Of course, this depends on your builder.
Build Stage 4 – Fixing
The is where it all starts to come together and look like the designs and rendered images you saw on the plans. All the fears and stress from walking over the initial slab and through the frame wondering is the sizes were correct will be alleviated during the fixing stage. Here’s what you can expect:
Insulation
Although you may not be able to see it because it’s installed before plaster boarding the ceiling & walls, it is this stage your roof & wall insulation is be installed.
Plasterboard
Plastering covers three areas: ceilings, walls, and cornices (if purchased). Depending on the size of the job and the experience of the plaster board team, a single home generally takes one to two days to complete. A double story home can often be completed within a week. Once the plaster boards are in place and the joints are covered over, your walls and ceilings are ready to be painted.
Air conditioning / Ducted Heating
If you’ve chosen heating or ducted air-conditioning, these units are usually mounted in the roof space. In some cases, units will be installed before the ceiling plaster boards are in place. However, most builders opt to install them later in the build to reduce the chance of theft.
Wet Areas
It’s important that all wet areas such as bathrooms, toilets, washrooms and laundries are waterproofed prior to tiles being laid. This stage is normally completed by a specialised contractor who will identify and waterproof any areas prone to large volumes of water.
Carpentry
Carpentry is completed in two stages. The initial stage includes the installation of kitchen cupboards, bathroom vanities, skirting boards, architraves and internal window sills. The second and final stage comprises expensive, damage prone items such as internal doors and countertops.
Plumbing
Similar to the carpentry, the plumbing phase is also completed in two stages. The initial stage includes items like baths, sinks, shower trays and laundry troughs. The latter stage includes taps, shower heads and toilet bowls as these items should be installed after the tiling to protect them from damage.
Electrical
Before the plastering stage, your electrician will “rough in” any required electrical components. This will see TV/Telephone/Data cables run to the fuse box but not connected for obvious safety reasons.
Brickwork
If brickwork & rendering has not been completed in the previous stage, it will be completed at this stage.
Garages and Carports
If your design includes a garage or carport, it will be completed at this stage – along with any other freestanding garage/structure. It’s worth noting that garage doors may not be installed until a later stage.
Build Stage 5 – Completion
As the saying goes, “Rome wasn’t built in a day” so it’s important to keep perspective on just how much work really goes into building a home. It might feel like forever, but your patience will pay dividends while you wait for the remaining tradespeople to complete the following work.
Plumbing
As you would expect, items like shower heads, taps, mixers, shower screens, toilets, outside taps, and water storage & heaters are installed and fully tested by your licensed plumber.
Painting
At this stage, the painters will paint all external and internal walls. It’s worth noting that walls and ceilings are usually sprayed with two coats of paint as a minimum. The last phase of the painting will be the skirting boards, doors and other woodwork.
Electrical
In the final fix, you electricians will install all power points, light fittings, phone & data points, as well as any ‘smart home’ items if applicable.
Carpentry
The final fix will also include all remaining carpentry items, such as internal doors, door handles and latches.
Floors
Carpets, wood floors, floating floors – basically any flooring that isn’t tiles will be installed at this stage.
Paths & Driveways
If you have requested this from your builder, it will be installed at this stage. However, it’s generally not included unless explicitly stated.
Site Clean
Another good indication that your build is close to completion is that all the excess building materials and rubbish will be removed from both inside and outside your property. Remember this is not so much a clean as it is a general clearance of debris.
Pre Handover Inspection
Your pre handover inspection is an opportunity to formally identify & record any faults or issues with the build. It’s common practice for builders to leave a two- to three week grace period for remedying any issues. Be pragmatic and thorough during your inspection – this is your final chance to identify & fix any issues prior to moving in!
Appliances
To avoid damage or theft, appliances such as your oven, hob, dishwasher, air conditioner or any other expensive appliance will be installed on the day of the handover.
Hand Over
Take the keys and enjoy your new home! For more helpful tips post-handover, see our Tips & Tricks and Other Services section.